Response to Info Request - Planning Response MCU18-0015 & RAL18-0001 · MCU18/0015

   Earthworks have not been shown for the house sites at this stage as they will be dependent upon
   the extent of the house proposed and the type of construction methodology. Building envelopes
   have been nominated to indicate the maximum extent of build area and the proposed
   development control plans include a note requiring native vegetation outside the building
   envelope to be retained and enhanced with additional planting.


   Item 30 – Amended plans providing for a density for the Multiple Dwellings no greater than 33.3
   persons.
   Item 31 – Amended plans which comply with the maximum permissible GFA for the Multiple
   Dwelling aspect of the development.


   Response – In responding to these items it is important to have regard to a few matters that are
   unique to the subject site as follows:


   Constraints analysis prepared to guide development form

   The subject site is a unique land holding on Noosa hill with varying topography, constraints and
   mixed zonings under The Noosa Plan. In order to ensure a development concept that was most
   responsive to the land and compatible with its surroundings in terms of scale and intensity, a
   constraints analysis was undertaken to guide the development. This constraints analysis included
   commissioning of the following reports / assessments:


   •    Detailed survey to determine site topography
   •    Ecological analysis to assess environmental significance of the site
   •    Bushfire analysis to determine potential risk of bushfire to future development
   •    Arborist reporting to provide advice regarding how the significant hoop pines can be retained
   •    Geotechnical analysis to assess slope stability conditions
   •    Civil engineering analysis to determine a suitable site servicing strategy


   These assessments / reports determined that strict alignment with the zonings identified on the
   Council’s zoning map would result in a development outcome occurring on parts of the site that
   were ecologically significant and slope constrained.


   These reports informed the configuration and location of the development concept that is
   submitted as part of this response. These reports conclude that the development outcome
   proposed is located on parts of the site least affected by slope stability issues, is suitably setback

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